What Do Estate Agent Fees Cover When Selling in Essex?

Fri 26 Jun 2026

Selling your home costs money before a single pound lands in your bank account. Estate agent fees far from the only cost involved. Conveyancing, Energy Performance Certificates, removals and mortgage exit fees can all add up quickly.

This guide breaks down each cost clearly, so you know exactly what to expect and can work out roughly how much you will take home once your sale completes.

Estate Agent Fees: What Are You Actually Paying For?

Most high street estate agents in England charge a percentage of your final sale price. In 2026, the typical sole agency fee sits between 1% and 1.8% plus VAT.

On a home selling for £300,000, that works out at roughly £3,000 to £5,400 plus VAT

So what does that fee cover? With a full-service agent like Williams and Donovan, a lot more than simply putting your home on Rightmove.

A typical estate agent fee includes:

High-quality photography and floor plans
Listings on Rightmove and Zoopla
Social media promotion
Arranging and conducting viewings
Negotiating the best possible price on your behalf
Chasing solicitors, buyers and the chain through to completion
After-sales support until the keys change hands

It is worth reading about what makes a good agent before you commit, because the service you receive can vary a great deal between agents, even where fees look similar on paper.

Percentage Fee vs. Fixed Fee

Some online-only agents charge a fixed upfront fee, typically between £600 and £1,500 plus VAT. This can look attractive, but unlike high street agents who work on a no sale, no fee basis, that money is often payable whether your home sells or not. With around one in three property sales falling through in the UK, that is a real risk.

Fee Type	Typical Cost	Paid When?	Risk if Sale Falls Through
Percentage (sole agency)	1% to 1.8% plus VAT	On completion	None - you pay nothing
Percentage (multi-agency)	3% to 3.6% plus VAT	On completion	None - you pay nothing
Fixed fee (online agent)	£600 to £1,500 plus VAT	Upfront payments	You may lose the fee if you don’t sell

Can You Negotiate the Fee?

Yes. Estate agent fees are not fixed by law and most agents will discuss their rate, particularly if your property is well-priced and likely to sell quickly. Always ask, and always get the agreed fee in writing before you sign anything.

Conveyancing Fees

Conveyancing is the legal process of transferring ownership from you to the buyer. You need a solicitor or licensed conveyancer to handle this, and it is a cost you cannot avoid.

Seller conveyancing fees in 2026 typically range from £610 to £950 for a freehold property. Leasehold properties usually cost more because of the additional legal work involved.

You can find out more about what conveyancing involves and how to get it right on the conveyancing page of our website.

It is worth getting quotes from at least three firms and comparing them carefully. Always ask for a breakdown that includes VAT and any disbursements (extra charges such as official copies of the title register), so you are comparing like with like.

Energy Performance Certificate (EPC)

By law, you must have a valid Energy Performance Certificate before you can market your home for sale. An EPC rates your property's energy efficiency on a scale from A (most efficient) to G (least efficient) and is valid for ten years from the date it was issued.

EPC costs in 2026 typically range from £60 to £150 depending on the size and type of your property. Before paying for a new one, it is worth checking whether your home already has a valid certificate. You can do this using the government's online EPC register.

If your home was assessed within the last ten years and no major changes have been made since, you may be able to use the existing certificate at no cost.

You can read more about how EPCs work and what they show buyers on the Energy Performance Certificates page.

Removal Costs

Getting your belongings from one home to another is another cost to factor in. Prices vary significantly depending on how much you are moving, how far you are going and whether you want packing as well.

As a rough guide:

A one or two-bedroom property: from around £400 to £600
A three or four-bedroom family home: typically £800 to £1,500 or more
Long-distance moves or large properties: can exceed £2,000

Getting a quote from reputable removal firms is always a sensible step. Costs can vary widely even for similar jobs, we can recommend local firms that will do a good job.

Mortgage Exit Fees

If you have an outstanding mortgage on the property you are selling, check your agreement carefully before you complete. There are two charges to be aware of.

Mortgage Exit Administration Fee (MEAF): A straightforward admin charge for closing your mortgage account. This typically costs between £50 and £300.

Early Repayment Charge (ERC): This is the one that can catch people out. If you are still within a fixed rate or discounted rate period, your lender may charge a penalty for repaying early. ERCs can be anywhere from 1% to 5% of your outstanding mortgage balance, which on a large mortgage can amount to several thousand pounds.

Check your mortgage paperwork or call your lender to find out whether an ERC applies to you. If you are planning to move to a new property, it may also be possible to port your mortgage to avoid the charge. Call us, we have an in-house broker that can answer any of your questions.

What About Capital Gains Tax?

For most people selling their main home, Capital Gains Tax (CGT) does not apply. Your main residence is usually exempt. However, if you are selling a second home, a buy-to-let property or a home that has not been your main residence for its entire ownership, CGT may be due.

The rules are more detailed than they might appear, so it is worth speaking to a tax adviser or checking the guidance on MoneyHelper's selling your home guide if you are unsure whether this affects you.

How Much Will You Take Home? A Simple Example

Here is a rough example based on a home selling for £300,000 in Essex, assuming a freehold property with a remaining mortgage.

Cost	Estimated Amount
Estate agent fee (1.5% plus VAT)	£4,500
Conveyancing fee	£800 plus disbursements
Energy Performance Certificate	£120
Removals	£900 upwards

Total estimated selling costs	£6,440

These are estimates only. Your actual costs will depend on the sale price of your home, the agent you choose, whether your mortgage has an early repayment charge and how far you are moving.

A Full Guide to the Selling Process

Understanding the costs is just one part of preparing to sell. If you want a broader overview of how the whole process works, the guide to selling covers everything from choosing the right agent to what happens between offer and completion.

Ready to Find Out What Your Home Is Worth?

If you are thinking about selling in South Essex and want an honest, no-obligation valuation, Williams and Donovan are an award-winning independent estate agent with offices in Benfleet and Hockley. We work on a no sale, no fee basis, and our team is available seven days a week.

Get in touch to book your free market appraisal today.